Price of Land in Hebbal Bangalore

Published On: 9 October 2026

Price of land in Hebbal Bangalore currently sits between ₹9,500 and ₹18,500 per sq ft for gated home layouts, while busy commercial plots along Bellary Road sell for ₹24,000 to ₹35,000 per sq ft. The state government guidance value in the Hebbal sub-registrar office is fixed at ₹11,152 per sq ft, which sets the base tax value for registrations. Open land in this part of North Bangalore is hard to find today because most large areas were built out over the last ten years. As a result, land prices here continue to climb by 8% to 12% each year.

People who buy land in Hebbal enjoy quick access to Bellary Road (NH-44), which connects straight to Kempegowda International Airport located 28 km away. Main residential pockets include Anand Nagar, Bhoopasandra, Kempapura, and quiet streets near Hebbal Lake. Plot demand stays very strong because Manyata Tech Park is only a short drive away, bringing more than 150,000 office workers into the neighborhood every single day.

Current Price of Land in Hebbal Bangalore: Area-by-Area Rates

Land rates in Hebbal change based on road width, clear BDA layout approvals, and BBMP A-Khata papers.

The table below shows what buyers pay per square foot across the main parts of Hebbal:

Location	Land Type	Price Per Sq Ft	Typical 1,200 Sq Ft Plot	Paperwork Type
Bellary Road (NH-44 Main Road)	Commercial	₹24,000 – ₹35,000	₹2.88 Cr – ₹4.20 Cr	BDA / BBMP A-Khata
Kempapura & Coffee Board Layout	Gated Home Plots	₹11,500 – ₹16,200	₹1.38 Cr – ₹1.94 Cr	BDA Approved
Anand Nagar & Geddalahalli	Residential Streets	₹10,200 – ₹14,800	₹1.22 Cr – ₹1.77 Cr	BBMP A-Khata
Bhoopasandra Near the Lake	Premium Residential	₹13,000 – ₹18,500	₹1.56 Cr – ₹2.22 Cr	BDA Approved
Cholanayakanahalli	Dense Residential	₹8,500 – ₹11,200	₹1.02 Cr – ₹1.34 Cr	BBMP / Converted Land

Older residential layouts like Coffee Board Layout are safer to buy in because water lines, power connections, and tar roads are already in place.

Why Land Rates in Hebbal Keep Rising

Hebbal land values keep climbing because the area acts as the main gateway between the city center and the international airport.

Namma Metro Blue Line: The airport metro line includes a major junction station at Hebbal, cutting travel time to the airport down to under 25 minutes.
Flyover Expansion Work: New lanes added to the Hebbal flyover help clear traffic jams heading toward the Outer Ring Road and central business areas.
High Rental Incomes: Homes built on plots in this area earn rental yields of 4.5% to 5.8%, so many buyers build multi-floor houses to rent out flats.
Hospitals and Schools Nearby: Top healthcare spots like Aster CMI and Columbia Asia (Manipal Hospital) are just 1.5 km away, making the area very family-friendly.

Prestige Avon: How This New Project Shapes Local Land Values

Prestige Avon sets a clear price benchmark for residential land across the nearby Thanisandra and Hebbal growth corridor. Built by Prestige Estates Projects Ltd on Thanisandra Main Road just 7 km from Manyata Tech Park, the project sits on a compact 3-acre land parcel. It features 3 tall towers rising to G+16 floors with more than 250 luxury apartments.

Flat prices in Prestige Avon run between ₹12,100 and ₹13,900 per sq ft, with keys handed over by December 2030:

2 BHK Optima (1,300 sq ft): Starts at ₹1.73 Crore.
3 BHK Premia (1,700 to 1,900 sq ft): Starts at ₹2.30 Crore.
3 BHK Ultima (2,000 sq ft): Goes up to ₹2.78 Crore.

When major builders like Prestige build modern communities with water treatment plants and wide entry roads, nearby plot values jump. Small local landowners often choose to partner with builders for joint development instead of selling empty land for cheap.

Basic Legal Checks Before Buying a Plot in Hebbal

Clear land papers are essential if you want a smooth bank loan and zero legal trouble after buying your plot.

Check for BBMP A-Khata: Make sure the plot has a clean A-Khata certificate showing that all city taxes and development charges are fully paid. Avoid B-Khata or unapproved farmland sites because getting building permits for them is very difficult.
Watch Lake Buffer Zones: Never buy land within 30 meters of Hebbal Lake or near stormwater drains, as green court rules strictly forbid building there.
Get a 30-Year Encumbrance Certificate (EC): Apply for Form 15 at the local sub-registrar office to verify that no unpaid home loans or family disputes exist on the property.
Verify RERA Registration: If you buy inside a new plotted layout, double-check its approval number on the Karnataka RERA website to confirm that all common parks and roads are officially handed over.

FAQs

1. What is the average price of land in Hebbal Bangalore?

Residential plots in Hebbal cost between ₹9,500 and ₹18,500 per sq ft, while commercial land on Bellary Road ranges from ₹24,000 to ₹35,000 per sq ft.

2. What is the government guidance value for land in Hebbal?

The government guidance value in the Hebbal sub-registrar office is currently ₹11,152 per sq ft, which serves as the minimum rate for stamp duty calculation.

3. Are all plots in Hebbal BDA-approved?

No, not all of them. Older colonies like Coffee Board Layout have proper BDA approvals, but smaller private plots must be checked individually for valid BBMP A-Khata papers.

4. How does Prestige Avon affect plot prices near Hebbal?

Prestige Avon sets a solid price floor of ₹12,100 to ₹13,900 per sq ft on a 3-acre parcel, which pushes up the value of remaining empty plots nearby.

5. Will the new metro line increase land prices in Hebbal?

Yes, the Namma Metro Blue Line station at Hebbal offers direct transit to the airport and central hubs, typically adding 15% to 20% to nearby land values once fully operational.